Mandate Ref: LMT-DXB-004Available3D Massing

Commercial Office · Dubai

|Grade A Boutique Twin · Freehold — Commercial Canal Zone

Al Noor Twin Commercial Towers

Value-add twin boutique office towers with 82.9% occupancy, immediate lease-up upside and 15.8% projected 5-year IRR.

Business Bay · Canal Front · Dubai

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Asking Valuation / Cost

AED 132M

AED 1,375 / sq ft

Net Initial Yield (Cap Rate)

6.4%

NOI: AED 8.4M

Projected 5-Yr IRR / ROI

15.8%

+4% / yr escalation

Units Rented / Total

29 / 35

6 vacant (Upside)

Occupancy Rate

82.9%

AED 155 / sq ft

Built-Up Area (BUA)

96,000 sq ft

WALT: 4.3 yrs

01 / Executive Summary

Institutional fundamentals, considered in full.

Al Noor Twin Commercial Towers comprise two slender 18- and 15-storey boutique office buildings linked by a landscaped retail and executive amenity podium. Totaling 96,000 sq ft BUA (88,000 sq ft GLA) across 35 self-contained commercial suites, the asset currently has 29 rented units and 6 newly refurbished suites ready for immediate lease-up at prevailing prime market rents.

Positioned for value-add family office or private equity investors seeking strong current income (AED 8.4M NOI) paired with near-term rental reversion to AED 10.6M+ stabilized NOI.

Key Investment & Covenant Highlights

29 of 35 commercial suites rented (82.9% occupancy — 6 suites vacant & fitted)
Immediate value-add lease-up potential (+26% NOI reversion upside)
AED 155 / sq ft average passing rent (market ERV at AED 185 / sq ft)
240 covered podium parking spaces + VIP drop-off court
Shared sky-bridge executive boardroom & auditorium

Confidentiality by Design — Exact Plot & Title Deed Reserved

CONFIDENTIALITY & DISCLAIMER: This Executive Investment Profile is issued by LIMITLESS BUSINESS FOR PROPERTY LEASING AND MANAGEMENT L.L.C. (Abu Dhabi, UAE) strictly for preliminary evaluation by sophisticated investors. All figures are indicative. Exact plot coordinates, title deeds and tenant lease contracts are released upon execution of a Non-Disclosure Agreement.

Private Office DeskLMT-DXB-004

Acquire or Enquire on This Mandate

Download the complete Investment Profile PDF or request the audited data room and VIP site inspection with our Relationship Director.

Executive Investment Memorandum (PDF)

Includes ROI, NOI, 29/35 rented units schedule, rent/sq ft & 5-year cash-flow table.

Download Investment Profile (PDF)Executive Dossier & Print View →

Executive Relationship Director

Abdulraheem Zain Al Hashmi

+971 58 575 3833

Request Data Room & Briefing WhatsApp Direct↗

Figures shown are indicative underwriting metrics for preliminary evaluation and do not constitute a binding offer or regulated financial advice.

02 / Financial & Underwriting Matrix

Capital, Income & Return Profile.

Download Investment Profile (PDF)

Asking Valuation / Cost

AED 132,000,000

AED 132M

Capital Value / Sq Ft

AED 1,375 / sq ft

Built-Up Area (BUA): 96,000 sq ft

Gross Annual Rental Income

AED 11,392,000

Avg. Passing Rent / Sq Ft: AED 155 / sq ft

Annual Operating Cost (OPEX)

AED 2,992,000

Service Charge / Sq Ft: AED 19.00

Net Operating Income (NOI)

AED 8,400,000

Net of operating outgoings

Net Initial Yield (Cap Rate)

6.4%

Annual Rent Escalation: +4% / yr

Projected 5-Yr IRR / ROI

15.8%

Unlevered 5-Yr IRR baseline

Units Rented / Total

29 / 35 units

6 vacant (82.9% occupied)

Gross Leasable Area (GLA)

88,000 sq ft

Plot Area: 44,000 sq ft

Weighted Avg. Lease Term (WALT)

4.3 yrs

Weighted by passing income

Covered Parking

240 bays

Storeys / Levels: 18 · Completion Year: 2022

Ownership Tenure

Freehold — Commercial Canal Zone

Asset Classification: Grade A Boutique Twin

03 / Tenancy & Stacking Schedule

Floor-by-Floor Rent Roll & Units.

Breakdown of leasable suites, rented vs. vacant units, passing rent per sq ft and annualised income across building zones.

Floor / Zone	Permitted Use / Configuration	Rented / Total Units	GLA (Sq Ft)	Rent / Sq Ft (AED)	Annual Rent (AED)	WALT
Podium Retail & Executive Lounge	Specialty Coffee, Business Club & Concierge	6 / 6100%	12,000	AED 185	AED 2,220,000	5.2 yrs
Tower A — Levels 03 – 18	Fitted Boutique Office Suites	14 / 1688% (2 vacant)	42,000	AED 155	AED 5,642,000	3.9 yrs
Tower B — Levels 03 – 15	Full-Floor Tech & FinTech HQs	9 / 1369% (4 vacant)	34,000	AED 150	AED 3,530,000	4.4 yrs
Portfolio Total / Weighted	Grade A Boutique Twin · Freehold — Commercial Canal Zone	29 / 35 (82.9%)	88,000	AED 155	AED 11,392,000	4.3 yrs

Tenant Covenant & Sector Allocation

FinTech & Digital Asset Institutions42%

International Legal & Tax Chambers38%

Boutique Family Offices20%

04 / Interactive Return Simulator

Model Your Capital & Cash-Flow Horizon.

Adjust financing leverage (LTV), holding period and annual rental escalation to stress-test projected cash flow and equity returns.

Financing Leverage (LTV)100% Cash Acquisition

Holding Horizon5 yrs

Annual Rent Escalation+4.0% / yr

1.5%3.5%5.0%6.5%

Initial Equity Required

AED 132M

AED 132,000,000

Cumulative Net Cash Flow

AED 46.13M

5 yrs net income

Projected Exit Valuation

AED 164.95M

At 6.4% exit cap

Net Total Profit

+AED 79.08M

1.60x Equity Multiple

Annualized Return (IRR)

9.8%

Projected IRR (5 yrs)

Year 1 (2026)

Gross Rent: AED 11.39MNet Cash Flow: AED 8,400,000

Year 2 (2027)

Gross Rent: AED 11.85MNet Cash Flow: AED 8,795,840

Year 3 (2028)

Gross Rent: AED 12.32MNet Cash Flow: AED 9,208,710

Year 4 (2029)

Gross Rent: AED 12.81MNet Cash Flow: AED 9,639,316

Year 5 (2030)

Gross Rent: AED 13.33MNet Cash Flow: AED 10,088,392

05 / Architectural Gallery

06 / Interactive 3D Massing

Spatial geometry from every elevation.

Drag to orbit, scroll to zoom and toggle between Gulf daylight and twilight illumination. The 3D model illustrates architectural massing and scale while preserving site confidentiality.

Initialising 3D Architectural Engine

Illustrative 3D Massing · Location Withheld by Design

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